5 Mile Copperville Rd

Mendeltna, AK 99588

$110,000B

3 bd · 2.0 ba · 2,156 sqft · Built 1995 · SingleFamily · Active · 45 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,595/mo
• Mortgage (P&I): −$577
• Tax + insurance: −$183
• HOA: −$0
• Vac / Maint / Mgmt: −$335
• Net cashflow: $500/mo
• Annual: $5,994/yr
• Cap rate: 11.74%
• Cash-on-cash: 19.46%
• DSCR: 1.87
• 1% rule: 1.45%
• Cash to close: $30,800

Investor read

• This is a 3-bed/2.0-bath single-family listed at $110k. Condition is rated poor.
• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• It's been on market 45 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• Location reads 40/100 on livability (#307 in AK) — a working-class tenant base; expect higher turnover. Strengths: crime A; Watch: health & safety C-, amenities F, commute F.
• Copper River School District (rural): math 38% / reading 46% proficiency, ranked #19 of 53 in AK (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glennallen Elementary (math 34% / reading 34%, grade F, #93 of 156 statewide, top 66%, 108 students, 49% FRL); Glennallen Jr/Sr High School (math 24% / reading 24%, grade F, #42 of 61 statewide, top 82%, 99 students, 73% FRL) — zoned schools average 61% FRL vs 43% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 42% district-wide (-12 pts) — the specific schools serving this property underperform the Copper River School District average; the district grade overstates school quality for this exact location.
• Market conditions: 33 active listings in the ZIP.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Questions for listing agent

• It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
• What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
• How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Repairs flagged (vision-AI assessment)

• Major: Exterior siding — Severe weathering and damage
• Major: Interior ceiling — Exposed insulation and missing panels
• Major: Roof — Exposed roofing material
• Major: Flooring — Exposed subfloor
• Major: Electrical wiring — Exposed wiring and missing fixtures